Precautions in the store

Whether the store has a lease and the expiration date of the lease. For example, shops with leases must make it clear that the original lessee gives up the preemptive right, and shops on allocated land must pay a premium after purchase.

2. Rent amplitude modulation

Take the five-year lease as an example, the rent does not increase in the first two to three years, but gradually increases from the fourth year. There are generally two ways to increase rent: cumulative rent increase, that is, the annual rent increases in an increasing proportion, but the increasing base is based on the rent price of the previous year; The chain ratio is increasing, that is, the rent is increased every once in a while (usually about 3 years).

3. Rent price

The rent of shops should not only meet their own affordability, but also be compared with surrounding shops and similar products.

4. Store loan

Relevant policies: Generally, the total loan for shops should not exceed 3 million yuan, the maximum loan amount is 60%, and the term is 10 year.

I. Classification of commercial real estate

According to the form of commercial buildings

Underlying business

One is built under the residential building and the other is under the office building.

In order to meet the government's requirements for 7% commercial facilities, this part of the bottom business is the development idea of most developers because of its small scale, strong demand and good sales.

Centralized commerce

Generally refers to the large-scale commercial real estate developed in the traditional commercial center.

According to the type of business form

Integrated shopping mall

O Shopping Mall: such as Century Jinyuan

O Fashion Shopping Center: Home Inn Department Store

O traditional department stores: such as wangfujing department store

O Comprehensive wholesale market: such as Wantong Small Commodity Wholesale Market.

supermarket

O large general supermarkets such as Puls Matt.

O Supermarket: such as Jingkelong Supermarket

Convenience Store: Rudia Tian Tian Convenience Store

Professional market

O Clothing category: boutiques, specialty stores and wholesale markets.

O electronic appliances: such as Zhongguancun Dazhong and Hailong.

O home building materials: such as Jimei, B&Q, Huansanhuan, etc.

O agricultural and sideline products: such as Yuquanying flowers, Hongqiao fresh food, Dazhong Temple fruit, etc.

Catering category

O Chinese style: food street, high-end catering, fast food.

O western style: high-end western-style catering and fast food.

Leisure and entertainment:

O beauty hairdressing bodycare health care

O sports and fitness

o KTV

O bar

Second, the characteristics and site selection requirements of major commercial formats

According to the Guiding Opinions on the Classification of Commercial Formats 1998 issued by the Domestic Trade Bureau on June 5, commercial formats include department stores, supermarkets, large-scale comprehensive supermarkets, convenience stores, specialized markets (theme shopping malls), specialty stores, shopping centers and warehouse-type shopping malls. Its classification is based on site selection, scale, target customers, commodity structure, store facilities, operation methods, service functions, etc. The site selection and operating characteristics of the main formats are as follows:

department store

Department store refers to a retail format in which sales areas are set up according to different commodity departments in a large building to purchase, manage and operate, so as to meet customers' demand for diversified choices of fashion goods.

O The location is located in the downtown area of the city and on the main traffic routes.

O the store is very large, with a business area of more than 5,000 square meters.

O The commodity structure is mainly men's wear, women's wear, children's wear, clothing, materials and household items, with complete categories, small batch and high gross profit.

O The facilities in the store are luxurious, and the store is elegant and lively.

O Take the way of combining counter sales with optional (open-shelf) sales.

O take pricing sales, can return.

O the service is fully functional.

supermarket

Supermarket refers to the retail format that adopts the self-selection mode and mainly sells food, fresh food, non-staple food and daily necessities to meet the daily needs of customers.

O in residential areas, traffic arteries and commercial areas.

O the main sales target is residents, and it will take about 10 minutes to arrive.

O The business area of the store is about 1000 square meters.

O products with high purchase frequency are the main ones.

O adopt the optional sales method, separate the entrance and exit, and settle accounts by the cash register located at the exit.

O The daily business hours shall not be less than 1 1 hour.

O there is a certain parking space.

Large comprehensive supermarket

Large-scale comprehensive supermarket refers to a retail format that adopts self-selected sales mode and mainly sells popular practical products to meet customers' one-time purchase needs.

O The site is located in the fringe of urban and rural areas, residential areas and traffic arteries.

O the business area of the store exceeds 2500 square meters.

O the products are complete in food, clothing, housing and transportation, and attach importance to the brand development of this enterprise.

O adopt selective sales method.

O Set up a parking lot suitable for the business area of the store.

Convenience store

Convenience store is a retail format whose main purpose is to meet the convenience needs of customers.

O The site is located in residential areas, along highways, stations, hospitals, entertainment places, organs, organizations, enterprises and institutions.

O The business area of the store is about 100 square meter, and the utilization rate of the business area is high.

O It takes 5-7 minutes for residents to shop on foot, and 80% of customers make purposeful purchases.

O The commodity structure is mainly convenience food, beverages and small department stores, with the characteristics of instant consumption, small capacity and emergency.

O Long business hours, generally exceeding 10 hours, or even 24 hours, all year round.

O mainly open-shelf self-selected goods, and the settlement will be carried out at the cashier.

shopping center

Shopping center refers to the aggregate of various retail formats and service facilities developed, owned, managed and operated by enterprises in a planned way.

O The sponsor plans to open the store, with unified layout planning and independent operation of the store.

O site selection as the main traffic artery in the central business district or urban-rural fringe.

O The internal structure includes stores with department stores or supermarkets as the core, as well as various specialty stores, specialty stores and fast food restaurants.

O Luxurious facilities, elegant, spacious and bright shops, and store rental system.

O The area of core stores generally does not exceed 80% of the shopping center area.

O the service is fully functional, integrating retail, catering and entertainment.

O according to the sales area, set up a parking lot of corresponding size.

Warehouse shopping center

Warehouse-style shopping mall refers to a retail format that focuses on operating and living materials, integrates warehousing and sales, sells at low prices and provides limited services. Some take the form of membership, serving only members.

In the urban-rural fringe, the main road of traffic.

The business area of the store is relatively large, generally around 10000 square meters.

The target customers are mainly small and medium-sized retailers, restaurants, group buyers and consumers with transportation.

The commodity structure is mainly food (some fresh goods), household goods, sporting goods, clothing and materials, stationery, household appliances, automobile supplies and indoor supplies.

The store facilities are simple and practical.

Use warehouse display.

Carry out on-demand sales.

There is a large parking lot.

Judging from the factors such as site selection, scale, target customers, commodity structure, store facilities, operation mode and service function, developers have basically made a qualitative judgment on the commercial real estate to be developed, and the property intends to make a competitive strategy with measurable end market, supportable economic benefits and differentiation.

Thirdly, analyze the elements of ideal enterprise address.

Ability to continue to operate in the future.

Shop location is a long-term investment. When the external environment changes, other business factors can be adjusted accordingly to adapt to the changes in the external environment. Once the location of the store is determined, it is difficult to change it. Therefore, when choosing a site, an enterprise must have a development vision, not only to study the present situation, but also to correctly predict the future, such as the improvement of traffic conditions. The competition here is becoming more and more fierce.

Have a large target customer base.

Any enterprise should aim at meeting customers' needs. Each outlet must have a certain scale of target customers, which is an important condition to ensure its operation to reach a certain scale. But for any store, its target customer base is always changing. Municipal planning and traffic reform will lead to the increase or decrease of customer base, which will also become an important basis for predicting future customer base. Such as new stations, docks, subway exits, tourist attractions, public facilities, etc. , can increase consumer groups. Therefore, these changes in the external environment must be taken into account when determining the future consumer groups.

At the same time, before site selection, it is necessary to know the number, income level, occupation distribution, consumption characteristics and preferences of residents or specific target public in the central circle, secondary circle and marginal circle of the business circle. By understanding these situations, we can have a more accurate understanding of the quantity and quality of customers. A store with a good location must have a group of stable target customers, which requires that there are enough households and population in its business circle. Many shops are located in areas with strong purchasing power and high population density. One of the important reasons is to ensure that they have a strong purchasing power around them.

Make sure the roads are clear.

The smoothness of roads not only affects the safety of goods, but also affects the arrival time and transportation cost of goods. Generally speaking, the streets related to shops require convenient transportation, wide roads and free passage of vehicles, and it is best to have a station near the shops. Because the outlets are located near the intersection of several stations, they often attract a large number of customers to go shopping. In addition, there is a large parking lot in front of the store, which can often attract long-distance customers and expand their business circle, especially large comprehensive supermarkets or warehouse shopping malls.